Public hearing followed by discussion and possible action on any and all matters regarding Minor Amendment Case No. 2022-0335. A request by DuBose Design Group Inc. on behalf of David Loo and the Somerton School District No. 11 to amend the 2040 General Plan changing the land use designation of approximately 32 acres from Commercial (C) and Medium Density Residential (MDR) to High Density Residential (HDR). Assessor's Parcel Number 227-14-010 and the east half of parcel 227-14-009. Located on the southwest corner of County 24th Street and the alignment of 24th Avenue in San Luis Arizona.

A. Open public hearing
     1. Staff Presentation
     2. Call to the public on this item
B. Close Public Hearing
C. Action on Minor Amendment Case No. 2022-0335

In 2021 City Council approved Major Amendment Case No. 2021-0335 that change the land use designation in the area from Commercial (C) and Employment (EMP) to Medium Density Residential (MDR). Parcel 227-14-010 owned by the Somerton School District No. 11 was not part of the Major Amendment and the parcel remains with the land use designation of Commercial (C).  Today the applicants are requesting a change to High Density Residential (HDR) for the future construction of a multifamily project and the relocation of the school site.

Existing Land Use Designations:
Medium Density Residential (MDR): Medium Density Residential (MDR) land use designation is intended to provide for detached single family residential development on moderately sized lots.
Zoning districts permitted within MDR: R1-6, R1-8, R1-12, R-2, MH, MHP and PUD.

Commercial (C): Commercial (C) land use designation is intended to provide areas with a focus on creating jobs to serve the community including warehouses, distribution centers, business parks, corporate centers, research and development facilities, light industrial, and heavy industrial uses.
Zoning districts permitted with the C: MU, C-1, C-2, LI and PUD

Proposed Land Use Designations:
High Density Residential (HDR): High Density Residential (HDR) land use designation is intended to provide multi-story apartments and condominiums close to employment and activity centers.
Zoning district permitted with HDR: R-2, R-3 and PUD

The approval of this minor amendment will allow the applicant to rezone approximately 32 acres to High Medium Density Residential (R-3) zoning district. The existing properties are undeveloped vacant land zoned Light Industrial (L-I).

General Plan Policies:
Policy G-2.2 Ensure that residential development include commercial and/or employment areas to support a balanced community.
The high density project and the new school site will create a demand for additional commercial uses in the area. The property owners in the area already have zoned commercial property to create a balance of land uses with convenient access for goods and services.

Policy G-3.5 Support site plan designs that integrate residential, commercial and employment within a walkable distance of one another.
The master plan submitted with this minor amendment shows a subdivision with commercial, residential, park and two school sites within a walkable distance. 

Policy G-7.1 The City of San Luis should only prioritize growth in areas with existing infrastructure or areas where infrastructure can be expanded in a fiscally sound manner.
The developer must provide all the necessary improvements including road construction, water and wastewater. Currently, development to the north is expanding an existing lift sewer station and this multifamily development will be able to connect to the lift station providing sewer services.

Policy G-8.1 New development should provide a transition between uses with differing densities/intensities by incorporating compatible land use strategies.
This multifamily project will be located adjacent to compatible land uses, commercial, a school site and an arterial road to the north. 

Policy G-9.3 Ensure growth areas are served and connected by major transportation routes and other modes of transportation.
The subject property is adjacent to County 24th Street. The City has requested traffic studies for all the proposed subdivisions in the area. The traffic study will ensure that all the improvements necessary are done to provide connection to Cesar Chavez Boulevard.

APPROVAL CRITERIA:
In determining whether the proposed General Plan Amendment shall be approved, the Planning and Zoning Commission and City Council shall assure that the proposed amendment meets all the following criteria: 

1. The development pattern contained in the existing San Luis General Plan - Land Use Plan does not adequately provide appropriate optional sites for the use or change proposed in the amendment.

2. The amendment constitutes an overall improvement to the San Luis General Plan and is not solely for the good or benefit of a particular landowner or owners at a particular point in time.

3. The amendment will not adversely impact the community as a whole or a portion of the community by:
         a. Significantly altering acceptable existing land use patterns,
         b. Requiring additional and more expensive improvements to roads, sewer, or water delivery systems than are needed to support the prevailing land uses and which, therefore, may impact developments in other areas,
         c. Adversely impacting existing or previously planned uses through increased traffic generated by the proposal on existing systems, or
         d. Affecting the livability of the area or the health and safety of the residents.

3. The amendment is consistent with the General Plan’s overall intent, vision, goals and objectives as well as being compliant with other adopted plans, codes and ordinances.

COMMENTS:
As part of the review process, all land use cases are reviewed by various City and outside agencies. We have received comments from the following agencies: 

 1. Arizona Department of Transportation (ADOT): ADOT requests the opportunity to review and comment on a traffic impact analysis (TIA) that meets the requirements of Section 240 of its traffic guidelines and processes (TGP) available at https://azdot.gov/node/5274.

 2. Yuma County Airport Authority (YCAA): "The property is near Rolle Airfield where aviation activity is expected to increase in the future. Residents are likely to experience noise and over flights. The city, public and airport shall be held harmless from effects that may be caused by aviation operations".  

CITIZEN REVIEW MEETING:
The Citizen Review Meeting was held on August 2nd, 2022 at the San Luis City Hall Council Chambers at 6:00 p.m. The intent of this meeting was to allow the public to learn about the project, ask questions and express comments.  

The applicant has provided the information and materials necessary for review of the minor amendment application. 

STAFF RECOMMENDATION:
Staff recommends approval of Minor Amendment Case No. 2022-0335.

A. I MOVE TO OPEN PUBLIC HEARING.
   1. Staff presentation
   2. Call to the public on this item
B. I MOVE TO CLOSE PUBLIC HEARING
C. I MOVE TO FORWARD MINOR AMENDMENT CASE NO. 2022-0335 TO CITY COUNCIL WITH RECOMMENDATION OF APPROVAL.